Belmont Shore home and condo appraisals for estates, trusts, and taxes
Walkable 1920s beach neighborhood centered on Second Street and Alamitos Bay
Belmont Shore is a flat, closely built beach neighborhood in southeast Long Beach, organized around the Second Street shopping district between the Ocean Boulevard sand and Alamitos Bay. Most assignments involve houses or condominiums within a few blocks of the water, where block position, parking and any unit behind the main house drive the analysis.
- Location
- Belmont Shore is a neighborhood of Long Beach in the Long Beach, Harbor & Catalina region of Los Angeles County
- ZIP codes
- 90803
- Properties
- Single-family homes and condominiums
- Fees
- $449 Standard Desktop, $299 Basic Desktop
- Delivery
- 3+ business days
Homes in Belmont Shore
Building took off in the 1920s and 1930s, when Spanish Revival and cottage-style homes filled the grid; many have since been remodeled or replaced by larger modern houses, and small apartment and condominium buildings share many blocks. Lots are narrow, often with rear-alley garages, some topped by a second dwelling. Ocean Boulevard homes face the sand behind a late-1930s retaining wall.
What moves value in Belmont Shore
Location bands matter most: ocean and bay frontage, then blocks between the sand and Second Street, then the inland blocks beyond. Walkability to shops and the beach is the core appeal, scarce parking makes garage spaces especially valuable, and small income properties compete with owner-occupants for the same lots, which keeps land value central.
Neighborhoods and tracts
- Second Street corridor
- Livingston Drive
- Ocean Boulevard frontage
- South of Second Street
- North of Second Street
- Bayshore
Local reference points: Second Street's shops, the Belmont Veterans Memorial Pier, Rosie's Dog Beach, the Bayshore beach on Alamitos Bay and nearby Marine Stadium frame the neighborhood.
Appraisal considerations in Belmont Shore
A house with a permitted accessory unit stays within a single-family assignment, but a legal duplex does not, so the unit count is settled at intake. Flood-zone designation near Alamitos Bay and the adjoining Peninsula is confirmed for the date of value, and comparables are drawn from the same location band, since a few blocks of distance from the sand can outweigh differences in house size.
Is a Belmont Shore house a block from Second Street valued differently than one near the sand?
Often it is. Buyers sort the neighborhood by distance to the beach and bay, by frontage and by parking, so we choose comparables from the same band of blocks first and apply a location adjustment only where paired sales show a measurable difference.
Reports we prepare for Belmont Shore properties
Each is a certified desktop appraisal of a single-family home or condominium, as of a current or past date.
- Date-of-Death Appraisals
- Step-Up in Basis Appraisals
- Trust Administration Appraisals
- Estate Settlement & Estate Tax Appraisals
- Gift Tax Appraisals
- Prop 19 Parent-Child Transfer Appraisals
- Divorce & Date-of-Separation Appraisals
- Family Sale & Co-Owner Buyout Appraisals
- Retrospective Appraisals
Reviewed November 2026.
Need a value for a Belmont Shore property?
Send the address and the date the value is needed for. We confirm the property and the fee within one business day; the report is delivered in 3+ business days.